Frequently Asked Questions - All FAQs

While a difference of opinions might exist, there isn't that much of a difference between a Designer and an Architect. Of the differences that do exist, they are pretty big. A designer, for example, cannot design public buildings nor can they do their own structural calculations. Architects can provide their own calculations and wet stamp their plans.

Although a Designer might not have a degree in architecture, that doesn't necessary mean they aren't qualified to design a building. A Designer such as Gulizia Graphics has spent years training to learn all the necessary steps to prepare proper construction document. Staying well versed in the field of architecture and construction ensures you are getting a great design.

Because just about all projects in one way or another involve some structural aspect, all structural calculations are performed by an approved licensed engineer. This licensed engineer is required by law to wet stamp all structural pages. Since current California law only requires a wet stamp on the structural pages of your project, all nonstructural pages only require the signature of the person(s) responsible for the preparation of the project (such as the Designer) and don't require a wet stamp.

Unfortunately, there is no way to state with great certainty how long the construction document process will take. During the entire design development of your project, you will be required to attend meetings with the Designer to review the progress of your project. At these meetings, certain design or aesthetic decisions will need to be decided. A rough idea on the estimated time frame to completion will be provided when your contract proposal is offered.

The cost of a building project is extremely difficult to predict particularly before it is fully designed. There is a myriad of factors that can affect the price including geographic location, size, scope and complexity of the work, amount of structural work involved and level of specification required, to name just a few. Your designer will be in a better position to give you an idea of costs once you have discussed what you would like to achieve and he/she has seen what is involved.

Many builders will attempt to give you a price before plans are drawn. It is in the opinion of Gulizia Graphics that these numbers are completely meaningless without accurate and thorough drawings. There is simply no way for a builder to anticipate all the cost variables.

1. Agree all the details up front.
2. The more details that you can tie down the better. A set of detail drawings will illustrate these decisions in a way that can be quantified. This will leave less opportunity for unforeseen extra costs to creep in at a later date.
3. Your choice of fittings and finishes
4. The cost of a luxury fit out can be five or ten times the cost of a basic or budget fit out. Contrary to popular belief, the choice of fittings often is the most influential issue to affect the cost of a building project. Try not to change your mind as last minute design changes are a sure fire way of losing control over your budget.

Most home insurance policies exclude coverage while a property is undergoing renovation or alteration works and do not provide cover on an unoccupied property. You will probably need to arrange specialist "All Risks" renovation insurance to adequately cover the property being worked upon. These types of policies cover the entire project and include public liability, employers' liability as well as legal expenses which can be useful if you have a contractual dispute. Don't assume that the contractors insurance will adequately cover you and your project.

If you are taking an active role in the management of your renovation project and will be responsible for hiring tradesman or direct labor, plant, tools, equipment and intend to purchase all the materials, then renovation insurance is an absolute must. It will cover the Existing Building and New Works irrespective of whether or not it is occupied.

Many people undertaking a renovation assume that Buildings and Contents policies provide adequate cover, but in fact they do not. Most Buildings and Contents policies exclude "cover while the property is undergoing renovation or alteration". In addition, most home policies exclude cover on properties.

Under most circumstances, you need to have drawings prepared for your project. Just about all renovations and all new construction projects require a building department permit. In order to get this permit, a drawing in one form or another needs to be submitted for approval. Many builders will attempt to do the drawings themselves.

Going straight to a builder means you miss out on the important design stage. It sounds obvious but builders specialize in building things and designers specialize in designing spaces. By using Gulizia Graphics you will end up with a project that is right for you and that you'll love living in. You will also ensure that your investment is maximized and the finished project adds value to your property – badly designed extensions can reduce the value of your property.

The scheme-level drawings will form the backbone of the information your builder will need. However you will need to go through the drawing process in its entirety to ensure all components have been specified. Many builders do not need full detail drawings in order to build standard building elements. If the design contains elements that are particularly complex or unusual, it is sensible to get Gulizia Graphics to prepare detail drawings of these elements. Having completed drawings will allow you to get a more complete idea about how much your project will cost to build.

When choosing a builder, make sure that you can check the company out. A good starting point is to ask friends, neighbors, or other homeowners who have recently had work done close to where you live, if there is anybody they can recommend. Also confirm they are a licensed contractor and have all the required insurances and accreditation to work on your project. Once you have chosen some possible builders, contact them for a list of references and follow these up even if they came highly recommended. Gulizia Graphics can provide a list of contractors and other design professionals that have worked on projects for us in the past.

The most important decision you'll make when building a new home is deciding which builder to use. It is a difficult task that should not be taken lightly. Hopefully this will help make your decision a bit easier.

1. Make sure the builder is licensed. In California, builders are required to a take a rigorous exam after years of on the job training. Licensed builders are required to renew their license on a regular basis and must take several continuing education courses to keep current with building codes and trends. Never contract with someone that does not have an active license.
2. Always ask to see the builder's license. Is the name on the license the same as the person saying he is the builder, owner, or principal? The person holding the license is the one that holds the company together. If the license holder is an employee, sub-contractor, or friend there is little stability behind the company. This is extremely important and should not be taken lightly. If the owner of the company is not competent enough to pass the exam you should not be contracting with him or her.
3. Relating to number 1. Find out who the company owner is and talk with them. If you cannot speak to the owner you might not want to contract with the company. You may discover the company you're contracting with is actually a franchise or a joint venture. This name might be the greatest one around, but you'll need to look beyond it to the actual parties involved. Are the purchasers of the franchise experienced builder's, what did they do before the purchased the franchise?
4. Make sure your builder has experience with the type, style, size, and price range of home you're looking to build. Large homes are quite complex and require greater attention than smaller homes. Ask the builder to show you examples of his or her past work. Are the homes similar in size and price to the one you're looking to build? A good builder will use a trusted group of subs on all of his or her homes. If your builder predominantly builds small homes he or she will use those same trades people on your home. However, a builder or large homes will use trades people that have extensive experience in that type of home.
5. Investigate what trades people your builder uses. Does he or she use the same trades people on all their homes or do they solicit bids on every home? A builder that solicits bids is not looking for quality but rather the lowest possible price. That builder might use someone on your home they've never worked with before; how do they know how your house will end up then? Also, talk to the trades people. Do they like working for the builder? If the trades do not enjoy working with the builder they're not going to try as hard on your home.
6. Look at homes currently under construction by that builder. Investigate all stages of construction. A finished home can hide a lot of mistakes or poor quality materials. Make sure the homes represent the type of workmanship you'd like on your home.
7. Ask for a list of references; not only of past customers, but of banks, suppliers, and trades people. Call these people. Ask the past customers about the experience and how the house is now. Ask the banks, suppliers, and trades people how they like working with the builder.
8. What is the builder's tract record? Has he or she been in business for 20 years or 2. Have they built 400 homes or 40?
9. Does the builder have an office and a staff? Be wary of builder's that work out of their trucks. These builders are not grounded and have nothing to lose. A builder with an office and staff are established and you'll always know where and how to find them.
10. Be wary of the lowest price builder. Every builder buys materials at the same price. If a builder gives you a lower price he or she has cut something out of your home. They might be using less skilled trades people or lesser quality materials. Also, be sure to compare apples to apples. There are many simple ways to slash the price of a home. Does the bid include often overlooked items such as clearing, fill dirt, poor soil conditions, landscaping. If need be ask the builders to give a complete price breakdown. If the builder refuses he or she has something to hide.

Finally, and perhaps most importantly, make sure you feel comfortable with the builder you choose. Trust your instincts and follow your heart.

The first step is to make contact with the planning department that has jurisdiction in your area. There are many rules and ordinances that can apply across your entire city or just a small section. You must verify with the planning department that you can accomplish your goals. They will inform you if you have any special permissions or approval processes that are specific to your project.

Planning departments are usually located adjacent to the Building and Safety Department.

For domestic properties, planning consent relates to changes in the appearance or use of buildings such as an extension to a house, or a conversion of a house into flats. Planning should not be confused with the Building and Safety Department that are entirely separate. Planning can be one of the main hurdles to clear when thinking about making changes to your home or building your first new home and needs to be given consideration from the start.

A common misconception is that because other houses in the street have, for instance, roof extensions, this will automatically mean that yours will be allowed. This is not always the case as planning policy does change over time. Your designer will be able to give you advice relating to current planning policy that will help develop the design solution

The Building Department (often called the Building and Safety Department) is the local city government agency that has the authority to issue building permits. You must have building department approval before any work can begin on your project. Not all cities have a city building department. Many towns and cities have a county building department that will oversee multiple areas.

What types of projects require Building Department Approval?

1. New Buildings (Commercial and Residential)
2. Tenant Improvements
3. Change in Use (occupancy) of a building or space
4. Patio Covers (Solid and Lattice)
5. Enclosed Patios
6. Bonus Room Conversions
7. Additions and Alterations
8. Pools and Spas
9. Sheds and Detached Structures that exceed a total floor area of 120 sq. ft. (see Planning Division for setback information before construction of any size structure)
10. Carports, Garages and Barns
11. Fences over 6 ft. in height (check with Planning Division for limitations on all fences)
12. Retaining Walls over 3 ft. in height
13. Electrical, Plumbing, Mechanical and Structural Repairs
14. Re-roofing (Commercial and Residential)

Other types of construction activities, not listed here, may require a permit. Check with a representative of the Building and Safety Division or your local government building agency to be sure.

Once you've completed the design and construction document process with Gulizia Graphics, you'll be presented with all the necessary drawings and calculations that are required for approval. Depending on the complexity of your project, you will have to either submit the plans for "Plan Check" or the project can be approved at the time of submittal. The majority of projects will require a normal plan check submittal. Every building department will have its own unique plan check requirements and procedures. This process can take a few days to many weeks depending on the workload of your building department. Once plans have been approved and all fees and taxes have been paid, you'll be able to pull your permits.

Click here for a complete listing of all the building department websites for California.

Generally, only a California Licensed Contractor or the property owner can pull a permit. There are, however, a few exceptions to this basic rule. There are different categories of contractors, for example; General Building Contractors, Electrical Contractors, Plumbing Contractors, Re-roofing Contractors, and many others. By State law, these different types of contractors are limited as to the types of permits that they can pull. For example, a Plumbing Contractors cannot pull an electrical permit, and vice versa.

If the permit is to be pulled by someone else other that the licensed contractor or property owner, many building departments allow a 3rd party to act on your behalf. You will need to check with your local building department to find out what documents or other information will have to be provided. All building departments will have a form with the relevant instructions on how to have a 3rd party act as your proxy.

A building permit is valid for 180 days after it is issued. In addition, a 180 day extension may be granted by the Building Official. In most cases, a permit will not be expired unless the applicant has failed to call for an inspection and show progress on the project for a 360 day period. Once a permit is expired, you may be required to begin the permit process from the beginning and pay all of the applicable fees again, so it is wise to avoid permit expiration.

While it's understandable that you don't want to spend many hundreds, or even thousands of dollars on what some might perceive as government bureaucracy, the permit process protects you and protects your property.

During the construction phase, there will be times when a city or county inspector will need to come out to your location and verify that the contractor has performed their tasks as required by code. This inspection keeps everyone honest and makes sure that no corners are cut. Many homeowners are not construction savvy and wouldn't know if a job was completed correctly.

If you complete your renovation or other small type of remodel without permits, doesn't mean you got away with it. Either a disgruntled friend or family member could report you to the building department. Once it has been determined that you did in fact build or renovate your home without pulling the necessary permits, you will end up paying the fees you would have normally paid along with many hundreds of dollars (even thousands) in penalties. It is the prerogative of the Building Official to demand that your renovation be proven that it meets the current building code requirements. This might involve destroying or partially damaging renovated sections to prove the necessary hardware and materials were used. They can even order the demolition of your addition if it was done improperly.

When the building inspector visits your project, the approved plans must be available for comparison with the work, and the inspection card must be available for the inspector's signature if the work passes the inspection. If there are corrections to be made before approval, the inspector will leave a "correction notice" briefly outlining the things required to be completed prior to approval of that portion of the project. Time delays and reinspections can be avoided if you make sure that work is complete before the inspector arrives. Any necessary tests should have been done ahead of time to assure acceptance and compliance.

Your inspector can provide you with a lot of useful information about the codes and inspections but cannot act as a construction supervisor. If you are not reasonably familiar with construction procedures it may be to your advantage to hire a licensed contractor or tradesperson to do the work or assist you.

During construction of your project the majority of contacts with the Building and Safety Department will be through the field inspection staff when they visit your property.

Building regulations require that certain inspections be made prior to covering that portion of construction, for example, a framing inspection before drywall is applied. On typical residential construction this means that you must call for an inspection at certain stages of the project before proceeding. These inspection stages typically are as follows:

1. Foundation inspection: To be made when trenches have been excavated, forms are set, and all steel reinforcing, hold down hardware and/or anchor bolts are in place.
2. Concrete slab or underfloor inspection: To be made after all in-slab or under-floor equipment, piping, conduit, etc. are in place, but before the concrete is placed or floor sheathing installed.
3. Roof sheathing and shear panel-nailing inspection: To be made when the roof sheathing and shear panels are installed and entirely nailed off.
4. Framing inspection: To be made after all framing, fire blocking, and bracing are in place; all pipes, chimneys and vents are complete, roof covering is in place, rough electrical wiring, plumbing piping, and heating ducts are installed.
5. Insulation inspection: To be made when all insulation is installed, and all openings and gaps in the shell of the building have been caulked or sealed.
6. Lath and/or gypsum board inspection: To be made after all lathing and gypsum board, interior and exterior, is in place and nailed but before plaster has been applied or before gypsum board joints and fasteners have been taped and finished.
7. Final inspection: To be made after finish grading, building is complete and ready for occupancy, and all plumbing and electrical fixtures and appliances are installed.

Other inspections may be required as well as those outlined above. For instance, pressure tests are necessary for water and gas piping, and water tests of drainage and sewer piping are likewise required. The inspectors may also advise you of the need for additional inspections if they believe special attention is required for some areas of your project.